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| Application No.: | 12/00402/B |
| Applicant: | Braddan Commissioners |
| Proposal: | Formation of car park and vehicular access |
| Site Address: | Part Field 524051 Land Adjacent To Recreational Hall Quines Hill Port Soderick Isle Of Man |
1.1 The application site comprises the curtilage of, and land adjacent to, the Recreational Hall located on the southern side of Old Castletown Road in Quines Hill, Braddan.
2.1 The proposed development comprises the formation of car park and vehicular access on the application site.
3.1 The application site has been the subject of a number of previous planning applications, three of which are considered specifically material to the assessment of this current planning application:
3.2 Planning application 05/00599/B sought planning approval for the provision of a car park to provide increased car parking provision off the highway in relation to the public hall and for the provision of open space to the rear of the hall. This previous planning application was approved on the 31st May 2005.
3.3 Planning application 06/00693/B sought planning approval for the creation of a car park. This previous planning application was approved on the 24th August 2006.
3.4 Planning application 10/00417/B sought planning approval for the formation of car park and vehicular access. This previous planning application was refused on the 21st October 2010 on the grounds that:
"1. The proposed development fails to provide sufficient visibility for vehicles exiting the application site onto Old Castletown Road and is therefore detrimental to highway safety."
4.1 In terms of local plan policy, the application site is located within a wider area of land that is designated as open space (agricultural) under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 – Plan No. 3.
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 03.04.2012 |
| Site Visit: | 03.04.2012 |
| Expected Decision Level: | Officer Delegation |
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 3 states:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
6.1 The planning application seeks planning approval for the formation of car park and vehicular access on the application site. The two primary issues to consider in the assessment of the proposed development are i) the acceptability of the car park; and ii) the impact on highway safety.
6.2 In terms of the acceptability of the car park it is considered a reasonable aspiration to provide designated car parking for the recreational hall. The use of the hall by visitors generally currently relies on parking on the highway and the provision of designated space would be likely to increase the public use of the hall, which would be beneficial to the community. At the same time the visual impact of the proposed car park is considered to be limited by the maintenance of a Manx hedge alongside the boundary with Old Castletown Road and, as a whole, the site reads against existing development within Quines Hill. As such, it is concluded that the impact of the proposed development on the amenity of the area is suitably limited and the reasonable need for car parking outweighs the presumption against development in such area.
6.3 Irrespective of need it remains necessary to assess the impact of the proposed development on highway safety. As indicated within the history section of this report the previous application was refused as the proposal did not provide sufficient visibility for vehicles exiting the application site onto Old Castletown Road and is therefore detrimental to highway safety. Since this last submission new traffic calming measures have been installed along the Old Castletown Road to reduce the speed of traffic in the Quines Hill Area (i.e. along the stretch of highway where the access of the application site would be). Furthermore, the submission indicted a greater level of visibility from the previously refused 2.4m x 36 metres in both directions to now 2.4m x 70 metres in both directions. The visibility splays now proposed are acceptable to the Highway Division.
7.1 Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Braddan Parish Commissioners
8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 10.05.2012
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the formation of car park and vehicular access as proposed in the submitted documents and drawings 1202H 01, 09 505 1, 09 505 2A and 09 050503 all received on 15th March 2012.
C 3. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following the creation of the approved car park and access. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 14/5/12
Signed : G. Mann Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer
Signed : Jennifer Chance Development Control Manager
7.1 Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Braddan Parish Commissioners
8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 10.05.2012
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the formation of car park and vehicular access as proposed in the submitted documents and drawings 1202H 01, 09 505 1, 09 505 2A and 09 050503 all received on 15th March 2012.
C 3. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
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